Leased Quadplex with Modern
For Sale
$850,000
11063 W Brassy Cove Loop, Nampa, ID 83651
Residential Income, Nampa, ID
Property Size3,800 SF
Price / SF$223.68
Days on Market12
Property Features for 11063 W Brassy Cove Loop
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Bedrooms
8
Bathrooms
8
Full bathrooms
8
Rooms
Bedroom 4, Bathroom 3, Bathroom 7, Bathroom 5, Bedroom 5, Bathroom 4, Bathroom 8, Bedroom 1, Bedroom 6, Bathroom 2, Bedroom 8, Bathroom 1, Bedroom 2, Bathroom 6, Bedroom 3, Bedroom 7
Parking
8
Parking features
Carport
Appliances
Disposal (All Units), Stove/Range (All Units), Washer/Dryer (All Units)
Subdivision
Brassy Cove
Lot features
Standard Lot 6000-9999 S F, Sidewalks
Elementary school
Lakevue
Middle school
Sage Valley
High school
Ridgevue
Elementary school district
Vallivue School District #139
Middle school district
Vallivue School District #139
High school district
Vallivue School District #139
Directions
West on Karcher, South on Middleton, W on Flamingo
Standard status
Active
APN
31434127 0
Size
3,800 SF
Taxes and HOA fees
Tax Year
2024
Tax Description
Lot 28 Blk 1 Brassy Cove Sub
Tax Annual Amount
6550
Legal Description
Lot 28 Blk 1 Brassy Cove Sub
Utilities
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Amenities
clubhouse
gym
community pool
tot lot
fenced doggy play space
mailboxes
Building Details
Year built
2007
Number of units
4
Flooring type
Laminate
Building materials
Frame, Stucco
Roof type
Composition
Listing Agency:
Silvercreek Realty Group
(208) 377-0422
Listed By:
Deseree Dewey · License #SP30209
(208) 761-3021
Added: Sep 16
Changed: Sep 19
Last Checked: Sep 27 at 4:06PM
MLS# 99000962
Copyright © 2026 Intermountain Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 3,800-square-foot quadplex contains four fully leased units, with eight bedrooms and eight bathrooms overall. Built in 2007, the property features contemporary interiors, laminate flooring, granite kitchen countertops, ample cabinetry, and a full appliance package in each unit, including a refrigerator, dishwasher, range, microwave, and full-size washer and dryer. Construction includes frame and stucco, with forced-air natural gas heating, central air conditioning, composition roofing, and carport parking.
The building is adjacent to the community clubhouse, gym, pool, tot lot, fenced dog play area, and mailboxes. Its Nampa location provides access to schools, shopping, restaurants, Edwards Cinema, Amazon, NNU, and the Boulevard, with freeway access nearby.
The building is adjacent to the community clubhouse, gym, pool, tot lot, fenced dog play area, and mailboxes. Its Nampa location provides access to schools, shopping, restaurants, Edwards Cinema, Amazon, NNU, and the Boulevard, with freeway access nearby.
Key Highlights
- Four fully leased units within a 3,800‑square‑foot quadplex
- Eight bedrooms and eight bathrooms overall
- Each unit includes a refrigerator, dishwasher, range, microwave, and full‑size washer and dryer
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$40,843
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.81%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$816,860
$816.9K
Cap Rate 7%
$583,471
$583.5K
Cap Rate 9%
$453,811
$453.8K
Market Conditions
NOI Build-Up for 3,800 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$61.6K $16.20/SF
− Vacancy
−$3.2K −$0.85/SF
EGI
$58.3K $15.35/SF
− OpEx
−$17.5K −$4.61/SF
NOI
$40.8K $10.75/SF
Area
Nampa, ID
Vacancy
5.22%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$816,860
Cap Rate 7%
$583,471
Cap Rate 9%
$453,811
Alternative Uses
Best Use
Multifamily LT 5
$583.5K
$510.5K – $680.7K
NOI $40,843 @ 7.0% cap · market cap 4.81%
Second Best
Apartment 5plus
$535.0K
$468.1K – $624.1K
NOI $37,447 @ 7.0% cap · market cap 4.41%
Theoretical Best
Office A
$961.2K
$841.1K – $1.12M
NOI $67,287 @ 7.0% cap · market cap 7.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
158
Businesses Nearby
Explore this area
Business Placement
Demographics for 83651, ID
34,509
Population
14,031
Households
2.5
Avg Household Size
35
Median Age
22%
College-Educated
86%
High-School Grad
15.9 sq mi
ZIP Area
2,170
Density / Sq Mi
$66,895
Median Household Income
$34,770
Median Earnings
$1,334
Median Rent
$312,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Four contemporary units offer complete appliance packages, in-unit laundry, granite counters, and access to shared community amenities.
Where is this quadplex located?
The property is located at 11063 W Brassy Cove Loop Nampa, ID.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: Four fully leased units within a 3,800‑square‑foot quadplex; Eight bedrooms and eight bathrooms overall; Each unit includes a refrigerator, dishwasher, range, microwave, and full‑size washer and dryer
